Unlike Sun City West, The Grand has a single master HOA that handles the rec centers, golf, and amenities — which means one annual assessment instead of a layered fee structure. But there's still a list of buyer, seller, owner, and tenant fees you'll see at closing or month-to-month — and a few that surprise people (notably the $5,000 C.A.R.E. fee). Here's the full picture, with the current numbers, and an honest note on each. Numbers from the June 2025 fee schedule; always verify with the HOA before close.
The big one. Paid at closing on every resale of a Grand home. Funds long-term capital improvements for the rec centers, golf, and common areas. Technically "negotiable" in the purchase contract — but in practice it's almost always paid by the buyer. Not part of the home price. Not a transfer tax. Not part of property taxes. Budget for it from day one.
Sun City West has a similar fee (Asset Preservation, $5,400). If you're choosing between the two communities, these one-time hits are roughly comparable.
The all-in annual HOA dues — this single number covers two activity cards per household, which is the key structural difference from SCW (which charges $598 per person on title). For a couple, you're paying $1,921 total here versus $1,196 at SCW. For a single owner, SCG is more expensive; for a couple, the gap narrows considerably.
In return, every The Grand resident gets full access to:
If you own one of The Grand's villa products, you pay an extra annual fee on top of the $1,921 master assessment:
So a Garden Villa owner is at $2,600/year total; a Courtyard Villa owner is at $2,652/year total. Worth knowing before you buy a villa product expecting standard SCG dues.
La Solana is the sub-HOA within The Grand covering a specific condominium-style enclave. If you're buying a La Solana property, you'll pay these monthly dues on top of the $1,921 master assessment. Dues include water, trash removal, and exterior maintenance per model:
Buyers pay 2 months advance HOA dues at closing plus a $100 transfer fee to SCG, a $5,000 C.A.R.E. fee, and a $400 non-declarant escrow fee. La Solana also has its own Reserve Fund equal to 2 months dues.
The Grand is in Maricopa County (City of Surprise), so the property tax rate is in the same general range as the rest of the West Valley — roughly 0.55% – 0.70% of full cash value, depending on the specific tax district. On a $450,000 home, that works out to roughly $2,500–$3,150 per year.
Unlike Sun City West, SCG is inside the Dysart Unified School District boundary from the start (no two-phase split). All SCG homes pay the same school district tax — none of the "expansion vs. older" disparity that exists in SCW.
Administrative fee charged by the SCG HOA to process the title transfer and update ownership records. Paid by buyer at closing. Significantly lower than the SCW equivalent ($275) — but don't let the small number fool you; the C.A.R.E. fee is the real one-time hit here.
One-time fee at closing that funds the HOA's architectural review committee — the group that approves any future exterior modifications (paint color, landscape changes, room additions, solar, etc). Paid by buyer at close. The committee is more active than SCW's, so if you're planning exterior changes, plan to submit before you start.
The seller's required HOA disclosure packet — the document set buyers receive showing the CC&Rs, current dues, board minutes, financials, and any open assessments. Paid by seller when the home is listed. Required by Arizona Revised Statutes § 33-1806 within 10 days of contract.
If you rent your SCG home out, your tenant pays for an activity card to access the rec centers. The cost scales with lease length:
Practically, this matters most for snowbird rentals (3–6 month winter leases). Build it into the rental rate — most landlords absorb it and price the unit accordingly.
Only applies if a contract is cancelled after the HOA has already started the transfer/inspection process. It covers the HOA's already-incurred administrative work. The vast majority of buyers and sellers never see this fee — it's only relevant if you go to contract, the HOA spins up the transfer paperwork, and then the deal falls apart.
The total of HOA-related one-time fees a buyer typically sees at closing on a standard The Grand resale:
That's $5,270 in HOA-side closing fees alone, before lender, escrow, and title charges. Add the $1,921 first-year HOA assessment if proration applies. For La Solana properties, add another ~$1,200 in advance dues and reserve. For villa products, add the $679–$731 extra annual.
Use the True Cost Calculator to plug in a specific home and see your real all-in monthly carrying cost.